What are the costs for the value adds, the expected hold time, and the expected sale price? 

There is no general rule of thumb but you can expect it to be in the range you have listed above.

@Amol KulkarniRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Otherwise, you'll have to go for a hard money lender and expect 12%+.

I'm not expecting a yes or no answer - I would be very grateful if you could comment on the analysis above.

I expect 30% turnover in a given year, but have seen it surge as high as 48%.

What is your expected appreciation and what is the data to back that up (e.g. how confident are you in you answer)?

With this strategy, we knew exactly how each house was operating and we could intervene or change leadership of the house if necessary to assure operations were going as we expected. 

It's very different than Airbnb so don't expect it to work the same.

Positive Home Value Growth ForecastWhile the pace of home value appreciation is expected to moderate, Zillow forecasts a 2.8% increase in Buffalo’s home values for 2025, indicating continued market strength.In summary, Buffalo’s combination of strong job growth, relative affordability, limited housing inventory, strategic location, and positive home value forecasts solidify its status as the nation’s hottest housing market for 2025.